Loading...
HomeMy WebLinkAboutARB201200016 Review Comments Final Site Plan and Comps. 2012-03-12ARCHITECTURAL REVIEW BOARD STAFF REPORT Project # /Name ARB- 2012 -16: Homewood Suites Final Review Review Type Final Review of a Site Development Plan Parcel Identification Tax Map 61, Parcel 120 Location 721 Rio Road West, on the south side of Rio Road, approximately 300' west of Rt. 29 Zoned Highway Commercial (HC), Entrance Corridor (EC) Owner /Applicant Martha Jefferson Hospital/NBJ Architecture (Neil Bhatt) Magisterial District Rio Proposal To construct a 4 -story hotel with associated site improvements. Context The site is located in a heavily developed commercial area a short distance west of the intersection of Route 29 and Rio Road. A large storage warehouse previously occupied by the Phillips Rentals company stands on the site. The Merchant's Tire /Auto store is located on the parcel to the east and a brick -faced retail store /storage warehouse is located on the parcel to the west. One -story commercial buildings are located across Rio Road to the north. Visibility The site falls entirely within the Rio Road EC and approximately the eastern half of the site falls within the Route 29 EC. The proposed hotel will be readily visible from the Rio Road Entrance Corridor. It will also be visible from various vantage points between and above buildings along the Route 29 Entrance Corridor, and from Route 29 at the Rio Road intersection. It is possible that the upper part of the hotel may be seen from further distances on Route 29 both to the north and the south. ARB Meeting Date March 19, 2012 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION RESULT 1/3/2012 ARB- 2011 -125 The ARB completed a preliminary review of the hotel and offered comments for the next submittal. See the action letter at the end of this report. ANALYSIS REF GUIDELINE Comments from January 3, 2012 ISSUE RECOMMENDATION ARB meeting Structure design 9 Building forms and features, including roofs, Revise the black/white architectural The elevations have been revised to more clearly None. windows, doors, materials, colors and textures elevations to clearly delineate delineate proposed materials. should be compatible with the forms and features of the significant historic buildings in the area, materials. Revise the black/white elevations to Van Dyke tan is the color proposed for the EIFS None. exemplified by (but not limited to) the buildings show Van Dyke tan colored EIFS at on the hotel walls and white is proposed for the described in Appendix A [of the design guidelines]. The standard of compatibility can be the 3rd story of the west elevation. cornices. Consider alternate materials to the The water table has been revised from EIFS to cast None. met through scale, materials, and forms which EIFS for the water table and porte stone in "Bone ". The porte cochere columns are may be embodied in architecture which is cochere. now faced with brick; above the columns is EIFS. contemporary as well as traditional. The replication of important historic sites in Depending on the degree of Brick has been deleted from a portion of the 3rd Albemarle County is not the objective of these guidelines. visibility from the Rio /29 floor at the north end of the west elevation. Brick intersection, consider redistributing has been added at the second floor in this area, in the brick and EIFS on the east the corresponding area on the east elevation, and at elevation. the ends of the Rio Road elevation. Based on the applicant's perspective View 2, the amount of EIFS on the hotel walls is not expected to be an issue as viewed from the Rio /29 intersection. The east elevation may be perceived differently, however, because the lower brick portions of the hotel will be hidden by the buildings that stand along Rt. 29 and the upper EIFS sections of the hotel will be visible above those buildings. The bays of the building where the upper two floors are faced with EIFS have the most impact, but the alternating material heights add interest and rhythm across the facades. The perimeter parking lot trees, at their mature height, would help mitigate the EIFS. (Note: The perspective views don't show the scoring of the EIFS, so those wall areas appear flat in those illustrations.) In addition to the four views The applicant has updated the aerial view and has If the taller bays of the provided, please provide 3D views provided additional perspective views from building are visible from the from the Rio /29 intersection going various vantage points on the ECs. It is possible south, revise the design to west and at Rt. 29 turning left onto that the upper part of the hotel may be seen from provide the appearance of Rio West. further distances on Route 29 to the north (in the "finished" towers with four vicinity of Colonial Auto) and the south (in the sides. Show the proposed location of the vicinity of the Branchlands intersection). hotel on the aerial view. The parapets of the taller bays of the building wrap on three sides of each bay, but not on the south side. (See the roof plan, A406.) If the parapets are visible from the south (a possibility for the two taller bays east of the entrance bay), this may have an unfinished, inappropriate appearance. 16 Window glass in the Entrance Corridors should Indicate on the drawings the type of A note on sheet A501 states that all exterior None. not be highly tinted or highly reflective. window glass proposed for the glazing will be 1" clear with reflectivity less than Reflectance off the outside pane of glass should hotel. Provide specs confirming that 7 %. be kept below 7 %. Specifications on the reflectance off the outside pane will proposed window glass and samples of tinted be less than 7 %. If tinted glass is window glass should be submitted with the proposed, provide a sample for application for final review. review. Only minimal tints will be approved. Accessory structures and equipment 17 Accessory structures and equipment should be The design of the dumpster screen Dumpster /storage screen details are on sheet None. integrated into the overall plan of development and the storage shed shall be A104. The screen is constructed of brick to match and shall, to the extent possible, be compatible coordinated with the design of the the building. Dumpster gates are wood. Refuse with the building designs used on the site. hotel building. Provide dumpster doors are steel painted to match the brick. Given screen and storage building details the proposed materials /colors and the distance on the plan, including identification from the EC, this is expected to have an of materials and colors. appropriate appearance. 18 The following should be located to eliminate Indicate on the roof plan the The equipment locations and the configuration of None. visibility from the Entrance Corridor street. If, locations of all roof - mounted the roof parapets are expected to eliminate views after appropriate siting, these features will still equipment. Indicate equipment of rooftop mechanical equipment. have a negative visual impact on the Entrance heights and show on the plan how Corridor street, screening should be provided to equipment will be screened from eliminate visibility. view. a. Loading areas, b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment, f. Above - ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. 21 The following note should be added to the site Add the following note to both the The note has been added to the architectural and None. plan and the architectural plan: "Visibility of all architectural and the site plans: site plan drawings. mechanical equipment from the Entrance "Visibility of all mechanical Corridor shall be eliminated." equipment from the Entrance Corridor shall be eliminated." Lighting 22 Light should be contained on the site and not Provide a lighting plan that shows The photometric plan shows no excessive None. spill over onto adjacent properties or streets; all proposed ground- and building- mounted lights. Ensure that all EC spillover. 24 Light levels exceeding 30 footcandles are not The fc readings at the porte cochere aren't legible. Provide a larger, legible appropriate for display lots in the Entrance lighting guidelines have been met. photometric plan for the porte Corridors. Lower light levels will apply to cochere area. Footcandles most other uses in the Entrance Corridors. should not exceed 20 in this area. 26 Dark brown, dark bronze, or black are Fixture and pole colors are not identified on the Identify on the plan the fixture appropriate colors for free - standing pole plan. and pole colors. Brown, bronze mounted light fixtures in the Entrance Corridors. or black are recommended. 27 The height and scale of freestanding, pole- It is not clear whether the 20' pole light height Indicate on the plan if bases mounted light fixtures should be compatible includes the height of the base. Combined pole and are proposed for the pole lights with the height and scale of the buildings and base heights of 23' would not appear out of scale and clarify whether the 20' the sites they are illuminating, and with the use with this 4 -story hotel. height includes the bases. of the site. Typically, the height of freestanding pole- mounted light fixtures in the Entrance Corridors should not exceed 20 feet, including the base. Fixtures that exceed 20 feet in height will typically require additional screening to achieve an appropriate appearance from the Entrance Corridor. 29 The following note should be included on the The note does not appear on the plan. Provide this note on the lighting plan: "Each outdoor luminaire lighting plan: "Each outdoor equipped with a lamp that emits 3,000 or more luminaire equipped with a initial lumens shall be a full cutoff luminaire lamp that emits 3,000 or more and shall be arranged or shielded to reflect initial lumens shall be a full light away from adjoining residential districts cutoff luminaire and shall be and away from adjacent roads. The spillover of arranged or shielded to reflect lighting from luminaires onto public roads and light away from adjoining property in residential or rural areas zoning residential districts and away districts shall not exceed one half footcandle." from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." Guidelines for the Use of Decorative Landscape The plans show no building lights other than those Revise the photometric plan, Lighting at the porte cochere. It seems unlikely that there luminaire schedule and cut would be no other building mounted lights. sheets to address building Building mounted lights that emit 3000 lumens or mounted light fixtures that more are required to be included in the emit 3000 lumens or more. For photometric calculations. ARB review typically building mounted fixtures that also addresses the appearance, location, quantity emit less than 3000 lumens, and intensity of building mounted fixtures that provide fixture locations, cut emit less than 3000 lumens. sheets, lamp type and wattage for ARB review. Landscaping 8 Continuity within the Entrance Corridor should Revise the landscape plan to meet All proposed plants have been moved on site and Provide sufficient planting area be obtained by planting different types of plant EC Guidelines. are proposed at the guidelines- recommended size. so that required trees can be materials that share similar characteristics. Such located outside of utility common elements allow for more flexibility in the design of structures because common landscape features will help to harmonize the appearance of development as seen from the street upon which the Corridor is centered. Provide all plants on site. Provide all trees at sizes indicated in the EC Guidelines. If utilities will conflict with the mature growth Overhead utility lines run along the Rio Road frontage. The smaller trees and shrubs are located within the easement. The large shade trees are located 5' from the easement. Trees proposed on the east side of the property are located adjacent to conflicts. Provide documentation from the easement holders that there is no objection to the proposed 32 Landscaping along the frontage of Entrance Corridor streets should include the following: of trees, extend planting areas to an overhead utility line. landscaping in/near the a. Large shade trees should be planted parallel to avoid conflicts. Indicate the height utilities /utility easements. the Entrance Corridor Street. Such trees should of overhead utility lines. Often, easement holders may indicate no objection be at least 31/2 inches caliper (measured 6 inches to planting near /in the easement with the Provide the height of the above the ground) and should be of a plant understanding that trees /shrubs can be overhead utility lines. species common to the area. Such trees should be removed/trimmed if /when access to the easement located at least every 35 feet on center. is required. This can severely impact the b. Flowering ornamental trees of a species appearance of the streetscape, particularly if common to the area should be interspersed trimming /removal occurs when trees are mature. among the trees required by the preceding paragraph. The ornamental trees need not The height of overhead utility lines was not alternate one for one with the large shade trees. provided. They may be planted among the large shade trees in a less regular spacing pattern. c. In situations where appropriate, a three or four board fence or low stone wall, typical of the area, should align the frontage of the Entrance Corridor street. d. An area of sufficient width to accommodate the foregoing plantings and fencing should be reserved parallel to the Entrance Corridor street, and exclusive of road right -of -way and utility easements. 35 Landscaping of parking areas: Revise the landscape plan to meet Perimeter trees conflict with an overhead utility Provide the required perimeter a. Large trees should align the perimeter of EC Guidelines. line on the east side of the site. The plan does not parking lot trees while parking areas, located 40 feet on center. show an easement associated with this line. avoiding utility conflicts. b. Trees required by the preceding paragraph Confirm that there is no should measure 21/2 inches caliper (measured six easement associated with the inches above the ground); should be evenly overhead line on the east side spaced; and should be of a species common to of the site, or show the the area. easement on the plan. Indicate the height of the overhead lines on the east side of the site. 37 Plant species: Include plant names (common and Plant names have been included in the landscape Coordinate plant quantities in a. Plant species required should be as approved scientific) in the landscape schedule. However, it appears that many of the the landscape schedule with by the Staff based upon but not limited to the schedule. plant quantities in the landscape schedule do not those drawn on the plan. Generic Landscape Plan Recommended Species match the quantities shown on the plan. Plants on Identify plants on the plan by List and Native Plants for Virginia Landscapes the plan are identified by symbol type only, not by name /quantity. (Appendix D). plant name and quantity, and the smaller symbols are difficult to match up with the symbols in the schedule. This makes it difficult to confirm the plant counts. 38 Plant health: Add the following note to the plan: The note appears on C14. None. The following note should be added to the "All site plantings of trees and landscape plan: "All site plantings of trees and shrubs shall be allowed to reach, shrubs shall be allowed to reach, and be maintained and be maintained at, mature at, mature height; the topping of trees is prohibited. height; the topping of trees is Shrubs and trees shall be pruned minimally and prohibited. Shrubs and trees shall only to support the overall health of the plant." be pruned minimally and only to support the overall health of the plant." Site Development and layout 39 The relationship of buildings and other structures Show on the plan the sidewalk The sidewalk has been added to the plan. None. to the Entrance Corridor street and to other along Rio Road. development within the corridor should be as follows: c. Provisions should be made for connections to adjacent pedestrian and vehicular circulation systems. SIGNS Provide details on the wall signs for Wall signs are shown on the north and east Note that the wall sign height review. elevations. As currently illustrated, the proposed currently shown cannot be wall sign height exceeds the maximum allowed by approved at this time and that At the current time, maximum wall ordinance. wall and freestanding signs sign height is 30'. cannot receive final approval Some details on the proposed signs have been until the sign permit review submitted. The signs consist of white channel stage. letters reading "Homewood Suites" below a duck logo with a white face. Both the letters and the duck have bronze returns. A white graphic bar and a "Hilton" capsule with white letters on a bronze background are located below the channel letters. The duck measures approximately 6' /z' wide x 3' tall. The bar measures 81/2' long x 21/2" tall. A freestanding sign is shown near the northwest corner of the site, with plants around it. This appears to be an appropriate location. However, the applicant should note that the sign location will not be approved until the sign permit review stage. SUMMARY OF RECOMMENDATIONS Staff recommends the following as the primary points of discussion: 1. Visibility of the hotel 2. The amount of EIFS on the east elevation 3. Appearance of the south side of the "towers" 4. Landscape /utility conflicts 5. Signs: internal illumination of the duck logo and the graphic bar Staff recommends approval with the following conditions: 1. If the taller bays of the building are visible from the south, revise the design to provide the appearance of "finished" towers with four sides. 2. Provide a larger, legible photometric plan for the porte cochere area. Footcandles should not exceed 20 in this area. 3. Identify on the plan the light fixture and pole colors. Brown, bronze or black are recommended. 4. Indicate on the plan if bases are proposed for the pole lights and clarify whether the 20' height includes the bases. 5. Provide this note on the lighting plan: "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." 6. Revise the photometric plan, luminaire schedule and cut sheets to address building mounted light fixtures that emit 3000 lumens or more. For building mounted fixtures that emit less than 3000 lumens, provide fixture locations, cut sheets, lamp type and wattage for ARB review. 7. Provide sufficient planting area so that required trees can be located outside of utility conflicts. 8. Provide documentation from the easement holders that there is no objection to the proposed landscaping in/near the utilities /utility easements. 9. Provide the height of the overhead utility lines. 10. Provide the required perimeter parking lot trees while avoiding utility conflicts. Confirm that there is no easement associated with the overhead line on the east side of the site, or show the easement on the plan. 11. Coordinate plant quantities in the landscape schedule with those drawn on the plan. Identify plants on the plan by name /quantity. 12. Note that the wall sign height currently shown cannot be approved at this time and that wall and freestanding signs cannot receive final approval until the sign permit review stage. TABLE A This report is based on the following submittal items: Sht # Drawing Name Drawing Date Sht # Drawing Name Drawing Date C1 Cover 11 -17 -2011 A100 Cover 2 -6 -2012 C2 Existing Conditions Plan 11 -17 -2011 A104 Dum ster Details 2 -6 -2012 C3 Demolition & Erosion Control Phase 1 Plan 11 -17 -2011 A401 Lower Level first floor Plan 2 -6 -2012 C4 Layout &Utility Plan 11 -17 -2011 A402 Upper Level First Flor Plan 2 -6 -2012 C5 Erosion Control Phase 2 Plan 11 -17 -2011 A403 Second Floor Plan 2 -6 -2012 C6 Grading Plan 11 -17 -2011 A404 Third Floor Plan 2 -6 -2012 C7 Erosion Control Note 11 -17 -2011 A405 Fourth Floor Plan 2 -6 -2012 C8 Erosion Control Details 11 -17 -2011 A406 Roof Plan 2 -6 -2012 C9 Stormwater Profiles 11 -17 -2011 A501 Rio Road Elevations 2 -6 -2012 C10 Utility Profiles & Site Distances 11 -17 -2011 A502 East Elevation 2 -6 -2012 C11 General Notes & Tails 1 11 -17 -2011 A503 West Elevation 2 -6 -2012 C12 General Notes & Details 2 11 -17 -2011 A504 Elevation Profiles & Sections 2 -6 -2012 C13 Landscape Plan 11 -17 -2011 A601 Si na e Details 2 -6 -2012 C14 Landscape Details 11 -17 -2011 Rockcast Cast Stone "Bone" GP -B sample 2 -6 -2012 C15 Lighting Plan 10 Action Letter from January 3, 2012 ARB review of Homewood Suites Phone (434) 296 -5832 January 9, 2012 NBJ Architecture Neil Bhatt 11537 -B Nuckols Road Glen Allen, Va 23059 RE: ARB- 2011 -125: Homewood Suites Tax Map 61, Parcel 120 Dear Mr. Bhatt: COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 -4596 Fax (434) 972 -4126 The Albemarle County Architectural Review Board, at its meeting on January 3, 2012, completed a preliminary review of the above -noted request to construct a 4- story, 137 -room hotel with associated site improvements. The Board offered the following comments for the benefit of the applicant's next submittal. Please note that the following comments are those that have been identified at this time. Additional comments may be added or eliminated based on further review and changes to the plan. 1. Revise the black /white architectural elevations to clearly delineate materials. 2. Revise the black /white elevations to show Van Dyke tan colored EIFS at the 3rd story of the west elevation. 3. Indicate on the drawings the type of window glass proposed for the hotel. Provide specs confirming that reflectance off the outside pane will be less than 7 %. If tinted glass is proposed, provide a sample for review. Only minimal tints will be approved. 4. The design of the dumpster screen and the storage shed shall be coordinated with the design of the hotel building. Provide dumpster screen and storage building details on the plan, including identification of materials and colors. 5. Indicate on the roof plan the locations of all roof - mounted equipment. Indicate equipment heights and show on the plan how equipment will be screened from view. 6. Add the following note to both the architectural and the site plans: "Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated." 7. Provide a lighting plan that shows all proposed ground- and building- mounted lights. Ensure that all EC lighting guidelines have been met. 8. Revise the landscape plan to meet EC Guidelines. 9. Provide all plants on site. 11 10. Provide all trees at sizes indicated in the EC Guidelines. If utilities will conflict with the mature growth of trees, extend planting areas to avoid conflicts. Indicate the height of overhead utility lines. 11. Include plant names (common and scientific) in the landscape schedule. 12. Add the following note to the plan: "All site plantings of trees and shrubs shall be allowed to reach, and be maintained at, mature height; the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall health of the plant." 13. Show on the plan the sidewalk along Rio Road. 14. Provide details on the wall signs for review. Note that at the current time, maximum wall sign height is 30'. 15. In addition to the four views provided, please provide 3D views from the Rio /29 intersection going west and at Rt. 29 turning left onto Rio West. 16. Depending on the degree of visibility from the Rio /29 intersection, consider redistributing the brick and EIFS on the east elevation. 17. Show the proposed location of the hotel on the aerial view. 18. Consider alternate materials to the EIFS for the water table and porte cochere. You may submit your application for continued ARB review at your earliest convenience. Application forms, checklists and schedules are available on -line at www.albemarle.org /ARB. Revised drawings addressing the comments listed above are required. Include updated ARB revision dates on each drawing. Please provide a memo including detailed responses indicating how each comment has been addressed. If changes other than those requested have been made, identify those changes in the memo also. Highlighting the changes in the drawing with "clouding" or by other means will facilitate review and approval. If you have any questions concerning any of the above, please feel free to call me. Sincerely, Margaret Maliszewski Principal Planner Cc: Scott Goldenberg /Heritage Hospitality 2815 N. Augusta St., Ste. B Staunton, Va. 24401 Martha Jefferson Hospital 459 Locust Ave Charlottesville Va 22902 File 12